Model valuation£417,0008 Busby Close
Local market context
35 Whitley Wood Lane, Reading, RG2 8PN
Estimated value
£459,000
- Since the 2024 sale (£250,000)+84%
- Against RG2 8PN's recent median (£342,500)+34%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
138 m²
1485 sq ft
Energy rating
C
Score 69
Council tax
Band D
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£459,000
- Against its 2024 sale (£250,000)+84%
- Against RG2 8PN's recent median (£342,500)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Whitley Wood Lane is modelled from its 138 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 8PN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
138 m² from the EPC lodged in October 2025
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in RG2 8PN
5 sales, median £342,500 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
35 Whitley Wood Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
14 November 2024Most recent
£250,000
Median price across the last 5 sales in RG2 8PN: £342,500 (2026–2021).
Nearby sales in RG2 8PN
What this page doesn't show
1 potential issue has already been flagged for 35 Whitley Wood Lane, Reading, RG2 8PN. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 35 Whitley Wood Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Whitley Wood Lane is a semi-detached house in Reading (RG2 8PN). It has a recorded floor area of 138 m² (around 1485 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (October 2025) shows a C (score 69), just inside the C band. When first surveyed in June 2024 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average; while window efficiency dropped from Good to Average.
At 138 m² the property is well over the postcode median (96 m² across 9 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Today's modelled estimate of £459,000 sits 83.6% above the 2024 sale of £250,000. On a £-per-square-foot basis, the last sale (£168/sq ft) was about 32% below the postcode norm. Most recent transfer: November 2024 at £250,000.
Before you decide
Everything you need to know about 35 Whitley Wood Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Oct 2025
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Rented
Certificate validity
Valid until 11 October 2035
Property Improvements
Changes detected from historical EPC data
Oct 2025from Jun 2024
EPC improved fromD60toC69
Windows
Full DoubleHigh Performance
High performance glazing installed
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 35 Whitley Wood Lane, Reading, RG2 8PN, sourced from the PlanIt planning register.
35 Whitley Wood Lane has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Whitley Wood Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 35 Whitley Wood Lane runs well behind the street norm.
Price per m²
£1,812
Street avg £3,242
Floor Area
138 m²
Street avg 92 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.8 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Reading district page.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Holiday Inn — bus stop.
Closest school
0.5 km
Geoffrey Field Junior School. 18 schools nearby.
Nearest schools
- Geoffrey Field Junior SchoolPrimary453m
- Geoffrey Field Infant SchoolPrimary453m
- Christ The King Catholic Primary SchoolPrimary568m
- Hartland High SchoolSecondary749m
Nearest stops
- Holiday InnBus stop179m
- Spencer RoadBus stop188m
- Worton GrangeBus stop256m
- Greenfields RoadBus stop338m
Most reported crime locally
- Violence & Sexual Offences1,694 reports37%
- Shoplifting638 reports14%
- Anti-social Behaviour466 reports10%
- Other Theft373 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RG2 8PN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
44.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Mid 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 35 Whitley Wood Lane is modelled from its 138 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 8PN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 35 Whitley Wood Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 35 Whitley Wood Lane was lodged in October 2025 at band C and is valid until October 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 35 Whitley Wood Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 18 schools and 30 stops listed are measured in a straight line from RG2 8PN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 Whitley Wood Lane is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 35 Whitley Wood Lane, Reading, RG2 8PN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 8PNSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 35 Whitley Wood Lane, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales